The Housing Authority of Thurston County (HATC) conducts regular inspections to ensure that all homes assisted through the Housing Choice Voucher (HCV) and Project Base Voucher (PBV) program are safe, decent, and in good condition. These inspections protect the health and safety of families and help landlords maintain their properties to HUD standards.

As of October 1, 2025, HATC uses the National Standards for the Physical Inspection of Real Estate (NSPIRE). These updated federal standards replace Housing Quality Standards (HQS) and provide a clearer, more consistent set of requirements for units, common areas, and building exteriors.

What is NSPIRE?

The National Standards for the Physical Inspection of Real Estate (NSPIRE) is HUD’s updated inspection model. It focuses on the functional adequacy, operability, and safety of housing elements and places a stronger emphasis on conditions that directly affect resident health and safety.
NSPIRE standards are grouped into three areas:

• Unit – inside the individual dwelling where the resident lives
• Inside – interior common areas of the building
• Outside – building exteriors and site conditions

NSPIRE also requires faster correction of life-threatening deficiencies (within 24 hours) and expands the list of items that must meet inspection standards compared to HQS.

The Inspection Process

HATC conducts NSPIRE inspections for all assisted units. Inspections ensure that homes meet HUD’s minimum safety, health, and quality standards.

• Initial inspections are required before assistance can begin. If a unit fails, all deficiencies must be corrected before the unit is approved and subsidy payments can be made.
• Regular inspections are performed annually or biennially to ensure ongoing compliance. Additional inspections may occur if there are changes in tenancy, a change in the voucher contract, or if an inspection is requested.

Why Do Units Fail?

Units sometimes fail inspections because landlords and tenants are not familiar with NSPIRE requirements or have not assessed the condition of the unit before the scheduled inspection. HATC strongly encourages landlords and tenants to conduct pre-inspections. Correcting issues in advance increases the likelihood of passing the inspection the first time—saving time and preventing delays in subsidy payments.

Timeframes for Repairs

• Standard deficiencies: Landlords are typically given a 30-day time period to make repairs.
• Life-threatening deficiencies: Must be corrected within 24 hours.
• Abatement: If repairs are not completed and verified within the required timeframe, Housing Assistance Payments (HAP) may be withheld until the unit passes inspection. If repairs remain incomplete, the HAP contract will be terminated.

NOTE: Tenants cannot be penalized or charged for any portion of rent that is abated during this time. The abated rent is the landlord’s loss, not the tenant’s responsibility.

Responsibilities for Repairs

• Landlords are responsible for maintaining the assisted unit in accordance with NSPIRE.
• Tenants may be held responsible for damages they caused.

Most Common NSPIRE Deficiencies

We’ve created a helpful reference guide to support property managers and landlords in preparing for NSPIRE inspections.

Reviewing this checklist before your inspection can improve the chances of passing on the first visit—avoiding deficiencies, re-inspections, abatements, or any disruption in rental assistance.

The items listed may be found not only within the unit but also in interior building spaces and common areas inside and outside that are accessible to residents. While this list does not cover the full NSPIRE protocol for the HCV program, it highlights the most common issues that lead to unit failure.

MOST COMMON NSPIRE FAIL ITEMS - PDF

NSPIRE Life-Threatening Conditions

Certain deficiencies under NSPIRE are classified as life-threatening and must be corrected within 24 hours. These conditions pose an immediate risk to the health and safety of residents if left unaddressed.

This quick reference guide lists the types of issues that fall into this category so landlords, property managers, and maintenance staff can act quickly if they are identified during an inspection.

NSPIRE Life-Threatening Conditions List

Smoke & Carbon Monoxide (CO) Detector Requirements

HUD’s statutory requirements for smoke and carbon monoxide detectors are in effect and apply to all HUD-assisted housing.
Effective since December 29, 2024, smoke detectors must:

• Be hard-wired with battery backup or
• Have a sealed, non-removable 10-year battery

These requirements were established under the Consolidated Appropriations Act of 2023 and apply in addition to NSPIRE standards. Carbon monoxide detectors must also be installed in accordance with HUD and NFPA 72 requirements.

For more information on the smoke detector requirements, please refer to the letter available at the link below:

NOTICE: NEW SMOKE & CO DETECTOR REQUIREMENTS EFFECTIVE 12/29/2024

Preparing for Your Inspection

To help ensure your unit is ready, landlords and tenants should review the Most Common NSPIRE Fail Items Checklist along with the following resources:

• Most Common NSPIRE Fail Items Checklist - PDF

• NSPIRE Life-Threatening Conditions List – 24 Hour Repair

• New Smoke & CO Detector Requirements

• NSPIRE Fillable Checklist (HUD)

NSPIRE Standards & Training Resources

For a deeper understanding of how inspectors evaluate units, review the official HUD standards and training resources:

• NSPIRE Standards – Webpage

• NSPIRE Standards – PDF

• NSPIRE Standards: How to Inspect – Videos